《物权法》第191条：质疑和批判之间——以不动产抵押物转让为中心

近代大陆法系国家均对不动产抵押物的转让持肯定态度，其内在逻辑都是建立在承认抵押权具有追及效力的基础上。我国《物权法》第191条否定了抵押权的追及效力，对抵押物的转让采取抵押权人同意主义，并且条文本身设计存在缺陷，使得理论上难以自圆其说，在司法适用上造成较大困难，并严重损害受让人的利益等。因此，我国《物权法》应当承认抵押权的追及效力，完善登记制度并为受让人设置多元对抗手段。

Query and Criticism to Article 191 of the Property Law A study on a Transfer of an Immovable Property under Mortgage

The modern civil law countries keep a positive attitude on a transfer of an immovable property under mortgage by supporting the retroactive effect of the right of hypothec. Article 191 of the Property Law of the People＇s Republic of China, however, fails to adopt the retroactive effect. Article 191, on the one hand, provides that a mortgagor＇s act of transferring the property under mortgage to others during the storage period without the permission of the creditors shall be deemed invalid. On the other hand, some legislative defects lie in the article. All these reasons will cause problems of theory and practice and damage the interests of the mortgagee. It is necessary to adopt the retroactive effect, to perfect the real estate registration system and to increase countermeasures for the mortgagees.